Think of that in addition to a full gut back to the studs; this encompasses replacing all plumbing, electrical, drywall, flooring, new fixtures, appliances and HVAC.

I asked for a lower quote from the contractor, but the PM said "everything in the bid is absolutely necessary" they cut about $900 off to clean/reinstall some light fixtures.

Honestly, if you want to BRRRR, it might be better to try to find those deals now, just look for ones with minor rehab (paint, floors, maybe new bathroom fixtures) and you'll start building up a little rehab experience without the risk of doing a larger rehab.

Pressure appears to be ok at all of the plumbing fixtures.

We can catch a cup of coffee and maybe look at a few places. 

Bathroom- Sterling Vikrel tub shower unit with Delta professional fixtures.

One day its the fridge, next AC, next bathroom fixtures, unless they are paying top dollars and you can afford to upgrade their life, its better not to fix it unless it is a safety issue or broken (and sometimes tenets purposely break it because they want a new one). 

Are you maybe open to receiving a text/call/email asking for your time, maybe a cup of coffee some time?

I usually buy properties that are not making decent profit or none at all due to below market rents, most times TLC fixes this issue(Paint, light fixture, faucets).

While it isn't my cup of tea, it is my wife's dream and would love to get more familiar with the opportunities for short term rentals in the area.